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06-25-12 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, June 25, 2012 7 pm 1. Approval of Minutes April 9, 2012 Regular Planning Commission Meeting 2. Informal Public Hearing — Conditional Use Permit— 8806-8808 7t" Ave N -- Disturbia in Suburbia (Justin Smith) — Recreational Use in the Light Industrial Zoning District— CU-131 Applicant: Justin Smith — Disturbia in Suburbia Address: 8806-8808 7th Avenue North Purpose: To allow a recreational/entertainment in the Light Industrial zoning district. 3. Informal Public Hearing — General Land Use Plan Map Amendment— 740 Douglas Drive North and 6100 & 6110 Olson Memorial Hi�hway -- CPAM-50 Applicant: City of Golden Vaffey Addresses: 740 Douglas Drive North 6100 & 6110 Olson Memorial Highway Purpose: To change the designation on the General Land Use Plan Map from Industrial to Commercial-Office 4. Informal Public Hearing — Property Rezonings — 740 Douglas Drive North and 6100 & 6110 Olson Memorial Highway — Z012-18 Applicant: City of Golden Valley Addresses: 740 Douglas Drive North 6100 & 6110 Olson Memorial Highway Purpose: To rezone the praperties from Industrial to Business and Professional Offices --Short Recess-- 5. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board af Zoning Appeals and other Meetings 6. Other Business o Proposed New Zoning District— Light Commercial o Electian of Officers 7. Adjournment `4 This document is available in alternate formats upon a 72-hour request. Pkease call °� 7b3-593-8QQ6 (TTY; 763-593-3968}to make a request. Ex�mplss of ait�rnate forrnats may inelude large print,electrqnic,8raille,audiocassette,etc. Regular Meeting of the Golden Valley Planning Commission April 9, 2012 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Galden Valley Road, Golden Valley, Minnesota, an Monday, April 9, 2012. Chair Waldhauser called the meeting to order at 7 pm. Those present were Planning Commissioners, Cera, Kisch, Kluchka, Schmidgall, Segelbaum and Waldhauser. Also present was Director of Planning and Development Mark Grimes, City Planner, Joe Hogeboom, City Engineer Jeff Oliver, Engineer Mark Ray and Administrative Assistant Lisa Wittman. Commission McCarty was absent. 1. Appraval of Minutes March 15, 2Q12 Regular Planning Commission Meeting MOVED by Schmidgall, seconded by Kluchka and motion carried unanirnously to approve the March 15, 2012 minutes as submitted. March 26, 2012 Regular Planning Commission Meeting Kisch referred to the faurth paragraph on page three and stated that he would like the sentence to be amended to read as follows: Kisch said he likes that the parking ordinance established a lower minimum numb�r of parking spaees. MOVED by Cera, seconded by KisGh and motion carried unanimously to approve the March 26, 2�12 minutes with the: above noted correction. 2. Informal Public Hearing — Planned Unit Development Amendment— Final Plan — 123 Otfiawa Ave: N,, Sreck School — PU-88 Amendment#1 Applicant:" Breck School Address: 123 Ottawa Avenue North Purpose: To allow a portion of the existing two-story building (the upper school) to be demolished and replaced with a new four-stary building. Hogeboom ezplained that the Preliminary Plan far Breek's proposed PUD amendment was approved by the City Cauncil in February. Breck has now submitted their Final PUD proposal for City review which has not changed since the Preliminary Plan approval. He gave an overview of the proposal and explained Breck's request to demolish and replace their Upper School with a four-story building and a mechanical penthouse. He stated that the building will be 70 feet tall at its highest point and that the parking and student enrollment will remain at 12Q0 as approved by the existing PUD Permit. Hogeboom stated that Breck has submitted a construction traffic plan which states that construction vehicle traffic is ta use Ottawa Avenue only, no construction traffic may enter Minutes of the Golden Vailey Planning Commission April 9, 2012 Page 2 the site from the northeast and construction workers are to enter and exit the site via Lilac Drive. Breck is also praposing to increase CSO traffic patrol during the peak construction hours. Segelbaum said he knows that the City Gouncil requested that Breck do a construction communication plan and asked if the Council gave Breck any additianal guidance. Hogeboom stated that Breck witl be creating a Listserv in order to communicate to subscribers bi-weekly starting in June. Breck will also host monthly meetings for neighbors and will notify neighbors of specific work, (including Saturday cvnstruction} that may impact them. Segelbaum said he understands Breck is not proposing to increase their enrollment as part of this proposal and questioned if they would need to go through another PUD amendment process if they want to increase enrollmer�t in the future. Hogebotam stated that Breck's PUD permit allows them to have up to 1,200 students.'If;they want to increase enrollment over 1,200 students they would need to go throu`gh the PUD amendment process. Kisch asked if an increase in enrallment would be a trigger requiring Breck to do a Traffic Demand Management Plan. Hogeboom said yes. He stated that the original PUD approval did not require a traffic plan however it does,require Breck to work with the City regarding traffic issues. He added that the Police Chief feels Breck is currently in compliance with their traffic management practices. Edward Kim, Headmaster at Breck, stated thafi the proposed project is a renovation of their upper school which is almost`60 years old. He affirmed that they are not seeking an increase in their enrollment. HHe stated that they have met with the neighborhood to communicate their plans and his hope is that the traffic issues will be addressed through Breck's continues efforts in working with the City. Segelbaum asked if there are ather phases of renovation planned at this point. Kim stated that the site has fi�ver`had`a master plan. The idea is to have construction dane in several phases over time, He stated that the other phases are conceptual at this time. Waldhauser opened the public hearing. Barb Busick, 4736 Glenwood Avenue, suggested spreading the construction traffic out by having the mQrning construction traffic use Ottawa and the afternoon traffic go someplace else. She stated that Ottawa is a short street with 10 children living there so it is full of activity and the traffic scares a lot of the people who live there. She said the communication from Breck has been awesome but she would like to see the notifieation area increased to include more people because the whole area is affected by the traffic. She suggested that notification be sent to everyone south of Highway 55, west of Theodore Wirth Parkway, north of I-394 and east of TH 100. Paul Schneck, 122 Burntside Drive, said he is mast concerned about how the height of the buildings in all of the phases will affect the neighborhood. He said right now it looks Minutes of the Golden Valley Planning Commission April 9, 2012 Page 3 like a neighborhood with a school in it but he is worried it will look like a school with a neighborhood in it. He said it sounds to him like this proposal has been going on for years and he just found out about it. He is concerned about his view because he will be looking at a 70-foot tafl brick building. He said Breck could have done something different and that making the building this tall was a choice. He said he is very concerned that the City doesn't know about all the phases of construction and it doesn't make sense to only consider this phase when we know more phases are coming in the future. He said he needs to know what it is going to laak like and how it will change the aesthetics of the neighborhood because right now it fits in with the neighborhoad and he is;concerned it won't when it's done. Sheldon Silberman, 120 Westwood Drive North, asked about the watersh�d requirements and asked how many square feet of additional square footage �rould trigger�Breck' needing a watershed permit or approval. Kluchka stated that a 10% iricrease would trigger watershed approval. Waldhauser noted that the property is extremely`limited because of existing wetland conditions so it is unlikely that enough building could be put on the praperty to trigger a wetland review. Silberman said this is a very environmentally sensitive site so he is very worried about this proposal going forward without knowing the entire plan. He said another concern he has is the lighting on the properky. He said at his elevation he looks down on the school and he can see the lighting at Breck very distinctly. In the past, Breck made changes that have helped, but he hopes there won't be an issue with this propasal. He said he is concerned about the sound from the mechanicals an the roof and the reflection from the sun, so reflec�i�e surfaces should be taken into account. He is also concerned about the piecemeal planning process and urged the City to be careful of this proposed phase approach. He said he is happy Breck is putting maney into their buildings and improving them and the architectural plans seem to be nicely done. Brandie Karhoff, 18 Ottaw� Avenue, saici;;her only concern is traffic. She said there are 10 kids that live in the five or six houses on Ottawa. They do the best they can to keep the kids in the back yard b'ut with the school buses and traffic in the area it is like a freeway with parents and stud�nts dr�vtng �vay too fast. She asked if traffic could be restricted with speed bumps or something similar. She added that it is not true that all construction workers will use Lilac Drive because at the neighborhood meeting with Breck they said some of them will park by the tennis courts and will come down Ottawa. Cheryl Scott, 437 Westwood Drive North, said a comprehensive traffic management study needs to be dane now. She said two weeks ago a Breck parent hit a school bus and she is concerned #hat someone is going to get hurt. She referred to th� architectural design and said Breck should have considered a different location for the mechanicals other than on the roof. Removing the mechanicals from the roof would get rid of some of the height and make the neighbors happier. She said she is concerned about the other phases of construction and increased enrollment because if Breck is investing this type of money they are going to increase their enrollment. She urged the Planning Commission to think abaut what this is doing to their neighborhood. Steve Robin, 25 Ottawa, said he thinks Breck is a great neighbor and has been very cooperative. He said he thinks a vital Breck is important to the community but he wants to Minutes of the Golden Valiey Planning Commission April 9, 2012 Page 4 underline the issue of the height of the building. He said the proposed height and square footage are not necessary. Breck chose this design and the end result is a building that is larger and taller than it needs to be. He said Golden Valley High School had plenty of room when they were in this building. He said he doesn't think there is one neighbor in the area who thinks Breck won't increase their enrollment and it is disingenuous for Breck to say they won't because they wouldn't spend all this money and increase the square footage this much if they weren't. He said his main concern is traffic and he doesn't understand why Lilac Drive can't be made usable instead of having construction traffic go up and down Ottawa for 15 months. He said the current habits of Breck parents are out of contral. He understands Breck does what they can during rush hours,and he's not objecting to the rush hours, but it is a recipe for disaster with kids spe�ding up and down the street, not stopping for his wife in the crosswalk. He said ther� are things Breek can be doing to control the traffic and questioned why there hasn't been any trafFic abatement. He said he is also wondering why the neighborhood was notified so late and said traffic should have been studied before this proposal and before the probl�m is rnagnified. He said the general attitude from Breck has been that they can't control hurnan behavior. Jim Vos, 10 Natchez Avenue North, said he thinks it's important to ask Breck about their future phases of construction. He said Mr. Kim s#ood before the City Council and said there will be four phases of construction and the enrollment will increase by 25%. He said he worked on the Allianz project and they had to show the City all of th�ir proposed phases of construction so it is not fair to neighborhood to not require Breck to do the same. H� said he is alsa cancerned about the h�ight of the new building and agreed that speed bumps could be installed to help'with the traffic issues. Seeing and hearing no one �I�e wising to comment. Waldhauser closed the public hearing. Waldhauser said th�re is obvie�usly an existing traffic concern with or without this current proposal. She said she thinks the City can speak to the traffic issues only in that they might be aggravated during construction. Kluchka questioned how the City can put some traffic controls in place given that a master plan has not been reviewed. Kisch stated that the enrollment and land use issues are tied to the constraints of the PUD permit. He suggested that any future PUD amendments or enrollment increases require a traffie study. � Waldhauser said it is her understanding that the existing PUD permit stating that the Police Chief monitoring traffic gives the city more control than a traffic management plan would. Grimes stated that the existing PUD permit says if there is a traffic problem Breck has to work on resolving it with the Police Chief. He reiterated that Breck has made efforts to work with the City regarding their issues related to traffic and that the City is dealing the same amount of traffic and the same amount of students as it did before this PUD amendment proposal. He added that the traffic issues will be brought to the City's Traffic Safety Committee for review. Kluchka said that the same amount of students from 40 Minutes of the Golden Valley Planning Commission April 9, 2012 Page 5 years ago is not the same amount cars. He said Breck is a valued part of this neighborhood, but things have changed and there has to be a control in place to deal with the traffic even though the numbers aren't changing. Segelbaum said it is one thing for the Planning Commission to discuss the traffic issues but he thinks they would be better handled by the Traffic Safety Committee. Oliver explained that approximately eight years ago, the City Council established the Traffic Safety Committee which is made up of representatives from the Public Works and Engineering Department, Police Department, Communications Department, as well as the City's consulting traffic engineer. He stated that the comments generated from Breck's Preliminary Plan review have already been sent ta the Traffic Committee. The Committee is in the process of defining the issues and gathering data including` turning count ; movement, traffic volumes and speed. He stated that Breck has indicated that they are very willing to work with City to address the issues and provide`solutions. He ezplained that traffic engineering is not as simple as putting in a sign. It's as much psychology and education as it is engineering and enforcement. There needs to be a bal�nced approach to address the issues. He said one key component is going to b� what Breck does to educate their parents and students. He said as far as requiring a traffic management plan he thinks that an increase in enrollment could be an appropriate trigger far developing a traffic plan. Waldhauser noted that the neighbors have said that the traffic during peak hours has been managed fairly well so she agr�es that behavior and tools that encourage better driving habits need to be considered in this case. Oliver agreed and said that the neighbors have been heard loud �nd clear and staff is taking a very close look at the long terms traffic issues. Cera asked Oliver about the timeline in gathering data. Oliver said staff has started gathering data and within a cauple of months he hopes to have adequate data to start meeting with Breck in order to have a number of issues worked out before school starts in the falL Schmidgall asked about turning Ottawa into a cul-de-sac and directing traffic into Breck from Lilac Drive. Oliwer said that would be complicated due to the fact that a significant portion of the site is within the floodplain of Bassett Creek. Waldhauser asked if directing construction traffic onto Lilac Drive would be an option. Oliver said there is concern about the turning radius on Lilac Drive and there is also cancern about the structural capability of Lilac Drive. He said Ottawa is designed to accommodate the truck traffic, and if managed properly, he believes Qttawa is the best option. Segelbaum asked what tools the traffic committee has to address the issues and if speed bumps or stop sign could be considered. Oliver stated that studies have shown that speed bumps do slow cars down, but they also slow down emergency vehicles. The studies have also shown than the faster a person drives over a speed bump, the less impact there is, so speed bumps need to be considered carefully. Minutes of the Golden Valley Planning Commission April 9, 2012 Page 6 Waldhauser suggested adding a condition of approval that there be a traffic study done before school opens in the fall. Segelbaum said the traffic committee is in the process of conducting their study. Kluchka said he is concerned about enforcing the traffic issues and asked if a condition can be put in place to make sure the traffic issues are addressed before construction begins. Kisch noted that the traffic study is City-driven so Breck won't be able to dictate the timeframe of the study. Cera said he feels there are two different issues. One is the existing traffic and one is the traffic during construction. He said he is less concerned about the construction traffic because it is temporary. Oliver said he thinks there is langua�e that could be incorporated into the approval requiring Breck to cooperate with the traffic study. Segelbaum asked if Lilac Drive can even be considered as an alternate route. Bake Baker, McGough Construction, explained that they have considered using Lilac Driue for construction traffic but there are several concerns' including;,the steep turning radius coming off of Glenwood onto Lilac Drive, the grade/steepness on Lilac Drive, the capability and conditian of Lilac Drive to accommodate heavy trucks and the internal campus circulation of traffic, buses and construetion tra�c. 'He stated that they are not intending to have constructian traffic during the �eak traffic hours at Breck. Kluchka said he thinks it is within the Planning Commission's prevue ta be looking for incentives far improving a bad situation before desired investments are made, especially in a PUD. Grimes said he agrees, but some af the investments and improvements might have to be made off of th� Breck campus so there has to be cooperative agreement between the City an�i Breck.`�`.� ' �� � Waldhauser asked th� applicant to address the design of the building and why the mechanicals are''being proposed to be on the roof. James Baird,Architect for the project, said they considered putting the mechanics below grade but there was concern about the soil conditians and undermining the foundation of the adjaining buildings. Waldhauser asked if the mechanicals`could go on a different roof. Baird said that because of the nature of the space as science labs the equipment has to be tied to those spaces. Cera asked for clarification regarding the neighbor's comment about what the applicant said to the City Council about their future enrollment. Kim reiterated that in this particular phase they are not asking for a change in enrollment. He said the question before him afi the City Gouncil meeting was if enrollment cou�d conceptually change in the future. Cera asked if there is a schedule for decisions regarding future phases. Kim said no. Kluchka referred to the neighbor's concern about lighting. Baird said they are not proposing to light the building externally and they are not going to be changin� any of the parking lot lighting. Kim added that part of the usage of the roof will be an astronomy lab, so they also want to keep the lighting down. Minutes of the Golden Valley Planning Commission April 9, 2012 Page 7 Kluchka asked about filtering the noise from the mechanicals and light from reflective surfaces. Baird said the mechanicals will be screened. He explained that the east side of the building, where most of the houses are located, will cansist of mostly solid surfaces so the reflection won't be that different from how it is currently. Waldhauser said she is still in the position that the Planning Commission should approve the request with all of the original conditions and added conditions regarding the communication plan and the ongoing work of the Traffic Committee. Kisch said he would like to add a condition that any increase in enrollrnent wil) trigger that a Traffic Demand Management Plan be done. Segelbaum said he doesn't think they have addressed the continued review of L;ilac Drive as an alternate route for#raffic. Oliver noted that staff will further investigate whether Lilac Drive would be a viable vption for traffic. Cera suggested that also I�e made a condition of approval. MOVED by Kisch, seconded by Schmidgall and mo�ion carried�'un�nimously to recommend approval of Breck's PUD Amendment request subjecf'to the following conditions. Kluchka amended the motion to include a parking study along with a Traffic Demand Management Plan be done for any enrollment increase over 1200 students. 1. The plans submitted with the application shall become a part of this approval. 2. The recommendations and r�quirernents outlined in the memo from Deputy Fire Marshal Ed Anderson to Mark Grimes, Director of Planning and Develapment dated March 14, 2012, shall becQme par�'of this approval. 3. The recommendations and r�quirements outlined in the memo from Public Works Specialist Eric Eckmar� to Mark Grirnes, Director af Planning and Development, dated April 3, 2012, shall become a part of this approvaL 4. The Construction Traffic Plan, submitted by the applicant, April 4, 2012, shall become a part of thi� approvaL ' 5. The Construction Cornmunication Plan, submitted by the applicant, April 4, 2012, shall become a part of this approvaL 6. Constructian tirnes for"the proposed addition associated with this amendment shall be Monday thrpugh Saturday, 7 am — 7 pm, In the event of an emergency, the Director of Public Works, or her designee, may authorize additional construction time. 7. Breck shall work with the City to implement the recommendations of the City's Traffic Safety Committee to imprave traffic flow and safety for the 2012-2013 school year. 8. The Traffic Safety Committee shall consider aptions for using Lilac Drive. 9. A Traffic Demand Management Plan and Parking Study shall be required for any future enrollment increase above 1200 students. 10. All signs on the property must meet the requirements of the City's Sign Code. 11. This approval is subject to all other state, federai, and local ordinances, regulations, or laws with authority over this develapment. --Short Recess-- Minutes of the Golden Valley Planning Commission April 9, 2012 Page 8 3. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings No other reports were given. 4. Other Business No other business was discussed. 5. Adjournment The meeting was adjourned at 9:25 pm. ���' David A. Cera, Secretary t;l��1 �� � + Iannxn� D��artrn�nt 7��-5�s-so�5 I���-s�s-a�a�(fax) Date: June 21, 2012 To: Planning Commission From: Joe Hogeboom, City Planner Subject: Informa) Public Hearing- Conditional Use Permit (CUP) 131 - Recreation Facility in the Light Industrial Zoning District (8806-8808 7th Ave. No.)Justin Smith, Applicant Background and Proposed Use Justin Smith, applicant, is proposing to open "Disturbia in Suburbia" at 8806-8808 7th Ave. No. The facility, part of a larger office/warehouse complex, is located in the Light Industrial Zoning District. Under the regulations of the Light Industrial Zoning District, a recreation facility is classified as a conditional use. Therefore, Disturbia in Suburbia must obtain a Conditional Use Permit (CUP) prior to conducting business. The applicant has described Disturbia in Suburbia as a "unique interactive game played in a live setting." The facility would offer two different themed, interactive, multi-level, horror-themed labyrinths. It would include a maze-like setting, laser tag, and interactive activities with zombie- themed actors. The facility would serve all age ranges. More information about the proposal can be found in the applicant's attached business plan. Parking Considerations Because of the potentially high number of customers that could be attracted to this facility, staff has met with the applicant to discuss parking options for the facility. The applicant has explained that the facility will designate 19 parking spaces specifically for his business. Those spaces wouid be used by employees. Most of the customers would be elementary through high school aged children, and would be dropped off. The applicant will discuss parking options further with the landlord to ensure that parking needs of all businesses are addressed. Analysis of Ten Factors The Planning Commission must make findings on ten factars when reviewing a CUP application. They are as follows with staff comment: 1. Demonstrated Need of the Use: The City requires that an applicant identify a market for the proposed good or service necessitating a CUP. The applicant has stated that these types of amusement facilities are located in the south and east metro areas, but there are none that he is aware of in the northwestern metro. 2. Consistency with the Comprehensive Plan:The General Land Use Plan Map guides this site as Iong-term "Light Industrial." Recreationa! uses are allowed thr�ugh the Conditional Use Permit process in the City's Light Industrial districts. 3. Effect on Property Values in the Area:The property at 8800 7th Avenue North is not adjacent to any residential areas. The proposed use could fit in well in a mostly-industrial area. 4. Effect of Use on Traffic in the Area: Disturbia in Suburbia would be open in the evenings and on weekends. Most of the other office uses in the area operate during weekdays. Therefore,the majority of traffic generated from the business would not conflict with current traffic in the area. Staff does not anticipate the increase in traffic to negatively impact the surrounding area. 5. Effect of Increases in Density or Population on the Area:The proposed use will have no effect on population. 6. Increase in Noise Created by Use:The activities at the site would occur indoors. Therefore, the proposed use will cause only a minor increase in noise to the area. 7. Any Dust, Odor or Vibration caused by Use: The proposed use will not create dust, odor, or excessive vibrations. 8. Any Increase in Animal Pests Caused by the Use: The proposed use will not attract animal pests of any kind. 9. Visual Appearance of the Use: Disturbia in Suburbia would be entering into an existing building, not significantly altering the appearance of the building in any way other than the installation of signage. 10. Other Effects of the Use: Staff does not anticipate any negative effects of the proposed use. Recommended Action Staff recommends approval of Conditional Use Permit 131 allowing Disturbia in Suburbia to operate as a recreational facility 8806-8808 7th Ave. No. The approval of a Conditional Use Permit is subject to the following conditions: 1. The site plan shall become a part of this approval. 2. The conditions found in Deputy Fire Marshal Ed Anderson's memo dated June 4, 2012, shall become a part of this approval. 3. If parking shortages exist, the City may require mitigation measures such as requiring the attainment of off-site parking agreements with nearby businesses. 4. The hours of operation shall be limited to: Monday-Thursday: 3-8 pm Friday-Saturday: 10am-12pm Sunday: 11am-7pm 5. All signage shall meet the requirements of Section 4.20 of City Code. 6. All future improvements to the building shall meet the City's Building Code requirements. 7. AII other applicable local, state and federal requirements shall be met at all times. Attachments Location Map (1 page) Memo from Deputy Fire Marshal Ed Anderson dated June 4, 2012 (1 page) Applicant's Narrative/Business Plan (14 pages) Site Ptans (3 pages) ��i�av��,�� �. �_..i�J��--�._L�1�1�� �� t � ��`���-���C�yP�rk� �.._1.,L�f � �� � .w�� �` - - - - � � � .� Cr�-� �'�tyma?t�h X�,v��� - �s° � �� � � --�--.,'�..,, 'k�'�� °"- .,t i�,.. �_ � '�y-��,-4��� vy ' _�-�.�. 3 e `'� � ''�-�. } # � �` � � - ?� �``�.��^+ �,/ � � '� ��s t��- ��'" �`�-.'``�, '� �� � y ` _`""_'--- � ~`^� '�.` _ °'/ •-.. s i� ���E � r.1 �' '�, 1 �``�. 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Listed below are the fire department comments. 1. This proposed site would be a change of use for this occupancy. This change of use would constitute a building code analysis. A MN State licensed architect would be required to submit a building cade analysis report ta the city of Golden Valley building official for review. 2. The demolition and construction phase to this proposed site shall be in accordance with the MN State Fire and Building Codes. 3. This proposed site shall meet the requirement of a special amusement building in accordance with the MN State Fire Code. 4. This proposed building site shall be required to maintain proper fire department apparatus access to the building's fire suppression connections and fire hydrant locations without being deterred or hindered from gaining immediate access to the fire protection equipment. 5. Fire extinguishers will be required to be installed in the building in accordance with the MN State Fire Cade. If you have any questions, please contact me at 763-593-8065 or eand�rson�a?�aldenvalleymn,�ov EA/jl Disturbia in Subur�ia Business Plan Business Description Mission statement: Will you survive? Summary of the business: Protect your brain and run for your Iife. Disturbia in Suburbia is a unique interactive game played in a live setting. The setting is two different themed, interaetive, muti-leved, harror the�ned Iabyrinths. It is packed with secret passageways, physical obstacles, optical iliusions and over the tap artistry. Disturbia in Suburbia is a first-of-its-kind experience, one part maze, one part Iaser tag, one part escaping the clutches of zombies—and aII parts awesome. Customers will navigate a series of challenging obstacles throughout our labyrinth and laser tag arenas in an attempt to survive the zambie apocalypse. At the end ofthis adventure,you get to celebrate survival (or zombie transformation} with commemorative t-shirts, food, c�rink, and discounted merehandisel Your mission is to out run and out last the zambie hoards. To do this yau must evade the hordes of zombies for 30 minutes. If you make it back to the "Safe Zone"with at Ieast one health flag in tact or with a health bonus pack,you will be marked as "alive" in the results. You will also be eligible for a commemorative t-shirt and discounted merchandise. If you enter the "Safe Zone" without any health flags ar health bonus packs, you will be marked as "dead." You will be ineligible for discounted merchandise. Yau start each axena with a new health flag belt. You can also collect health bonus packs to ensure survival by exploring the labyrinth...some hidden, some obvious and some not so obvious. The Iabyrinth is full of secret passages,hidden entrances and some traps. Yes,there is an opposition here that doesn't want you to survive. Our zombies will do what they can to hinder your quest for survival. The Disturbia in Suburbia business model was created to enhance the service of entertainment far all ages in the IocaI area. Haunted attraction entrepreneizrs typicaIly spend thousands ta millions of dollars to setup elaborate haunted attractions featuring amazing animatronics, superb special effects,and marveIous makeup and masks. Even thaugh this is an incredibiy popular and sought-after experience,all haunted attractions run their attractions from a month to two months at best then close for the entire year. Disturbia in Suburbia aliows the customer to enjoy all the outrageous fun and games people find at local game stops,but will also be provide the best haunted mazes and attractions that one would find at seasonal theme parks. It wiil satisfy that thriller seeker and adventurer in all of us. Legal description: Disturbia in Suburbia will be legally described as a S-Corporation. The company will be owned by Justin Smith who will have 55%control of the company. David Smith,Karen Smith, and Lindsey Smith will each have 15%of the controlling interest of the company. Competitive edge: There are no companies that offer anything similar to what Disturbia in Suburbia has to offer. Our competition Sky Zone,Pump It LIp, and Grand Slam have been incredibly successfui, having multiple locations around the city and generating positive numbers to their business by offering a piace to be active by bouncing around for a set time. We want to take the experience to the next level. Disturbia in Suburbia offers a safe place to be active in an environment that is challenging and thrilling. Disturbia in Suburbia will be the first to offer the entertainment and enjoyment from amusement centers along with the excitement and thrills from haunted attractions. This is a positive, as in this industry, Halloween is now the number two commercial holiday in the nation, and it gives testament to the fact that people do like to get scared. Ironically, people show up to haunted attractions to get scared,but they also bring friends, family, and others with them to protect them from being scared. This brings a unique opportunity for growth. Since our competitors do not currently offer this type of service, we have defined a number of goais for developing and delivering the kind of service we believe will allow us to keep the competitive advantage even in the face of future competition. The critical factors for remaining ahead of the competition are as follows: 1. Provide our services using the very best tools and technology for a great haunted attraction. 2. Use talented and enthusiastic employees when perfarming in the interactive mazes. 3. Deliver high value and high quality products and services. 4. Forge strong relationships with Haunted Attraction and Amusement Center owners in our marketplace to maximize our referrals. 5. Place our facility in a geographic location that encourages people to visit us rather than travel to a competitar. 6. Intelligently structure the pricing of our elective services to the current status of the marketplace. Disturbia in Suburbia possesses a number of advantages over other competitors in this marketplace. Due ta the owners' extensive knowledge of the Haunted Attraction industry we have developed relationships with other Haunted Attraction owners and operators who will serve as our referral sources. By having these relatianships, we build a business strategy that allows for an effective form of marketing that specifically reaches our target customers. We feel that these services will put us in a position to establish ourselves as the leader in the marketplace and capture exclusive relationships with many entertainment providers. With the combined business management and Haunted Attraction expertise of the founders,Distwbia in Suburbia is well prepared to carry out its vision of developing a higllly profitable and very rewarding enterprise. Management Disturbia in Suburbia is co-owned by Justin Smith,David Smith,Karen Smith, and Lindsey Smith. All having e�rtensive experience in their respected fields and combined will be able to make this company the success it is capable of. Justin Smith: Justin has been the owner and operator af his own home made haunted hause for over 10 years and knows what it takes to run a successful attraction. Justin also has sales experience along with experience working with children in classroom settings, extracurricular activities, and summer camp programs. The knowledge Justin brrngs to this company is exactly what it needs and he has a firm grasp on the demographic we are trying to reach and knows how to market it to get them in the daor. David Smith: David brings over 26 years of sales, management, and marketing experience to the company. Having been involved since Disturbia in Surburbia's inception he is well awaxe of the huge opportunity for success this company holds, and has the experience and resources to insure the company's success. Having been decorated and the recipient of many accolades in the realm of business David knows what it takes to succeed and how to be number one in a competitive sales field. Karen Smith: Has been a nurse for the past 26 years and is knowledgeable how to arganize and insure a safe entertaining experience. She would be able to train all sta.ff memt�ers CPR and first aid so in the event of an injury we are prepared to assist without hesita.tion. Karen also has managerial experience as she has been the house manager for previous home haunted attractions for the past 10 years. Karen knows how to anticipate and direct the employees and customers to guarantee everyone has an enjoyable experience. L_indsev Smith: Is a professional in education and childhood development, and is knowledgeable on what is devel4pmentally appropriate for our customers at various ages. She has been involved with other haunted attractians as an actor,makeup artist, costume designer, and set designer. Lindsey knaws how to bring the e�ra quality touches to enhance the experience af our patrons. Marketin� plan The industry at large: The industry for child-related services is expected to increase in the near future crea.ting a greater demand for businesses that cater to children. Between 2010 -2020,the total number of children under 18 is forecasted to increase to 9 percent,which is about the same as the projected increase in the U.S. population overall. Variaus businesses that focus on chilciren are currently involved in promoting physical fitness and sports among aur youth. As physical education classes are becorning a thing of the past in the public school sector, parents are turning to services that offer alternatives to watching television, or playing video games. Disturbia in Suburbia takes pride in fostering the physical and psychological well-being among our youth through moderate- intensity physical activities and social interaction. Potential customers: When you're a kid,the possibilities seem endless and nothing seems to get in the way of trying new things -from the newest movie craze to the latest fad or trend. To keep up with their ever- changing lifestyle,Disturbia in Suburbia offers constant innovation. Being the best means staying one step ahead of the competit�on-staying current with children and teens alike by expanding their business seven days a week to provide weekday programs such as field trips and team building; special event hosting, summer prograrns, and the list goes on and on. We could reasonably project that within our first month af business to hast up to 80 parties and events with 10-25 people per party/event. The benefits of our service: As previously mentioned,various businesses that focus on children are currently involved in promoting physical fitness and sports amon,g our youth. As physical education classes are becoming a thing of the past in the public school sector,parents are turning to services that offer alternatives to watching television, or playing video games. Disturbia in Suburbia plans to take it further by offering a way for children to be in the video game. By having two completely interactive mazes with multiple levels, obstacles, and physical challenges for children of all ages,the customer will be having so much fun they won't even realize they are working out. Geography: What is perfect about being located in the central suburbs of Minneapolis is that all of our competitian is located primarily in the southern and eastern suburbs. With the northern suburbs of Minneapolis continually growing this means there is a lot of opportunity to grow and market to new cities and families within the sta.te. Distribution: Maintain a technolo ical edge Always provide the mast cutting edge level of tools and technology to run a successful Haunted Attraction and Amusement Center. Provide our customers with an experience that they will not receive anywhere else. Build a relationshib-oriented business Build long-term relationships with Haunted Attraction and Amusement Center owners, operators, and vendors in our area to achieve a long term sustainable method af referrals for our service. Focus on tar�et markets Focus our services on the Twin Cities area and surrounding counties, and achieve clear and repeatable marketing campaigns that penetrate our target markets and grow our monthly admissian levels. Focus on Customer Service Ow niche in the market is aur ability to offer an exciting experience,terrific thrills, sensational scares, and aliuring amusement in an ideal environment for celebrating all out fun. We will also have the ability to offer party rooms for many occasions. Advertising: Based on the target markets that we have selected, we will focus on highly targeted methods of marketing. Since our taxget consumer is easily identifiable,we have researched a number of direct marketing avenues that will produce quick and effective results in getting Disturbia in Suburbia offerings to the public. Outlined below are some examples of the methods we intend to use in our marketing efforts: Direct Marketin� • Direct mailers via postal mail to targeted lists. • Local and National trade shows featuring Haunted Ariraction owners. • Pramotional discounts, coupons and advertising for our services. • Local print publication advertising. • Targeted advertising to local Amusement Centers and Haunted Attractions. Media and Advertisin� As we generate higher revenues, we will expand our marketing advertising to more widespread methods such as Radio,TV, etc. Internet Advertisin� The Internet has a very strong presence among our target customers. There are numerous methods of services that we will use on the Internet to market Disturbia in Suburbia. Some of these methods are: • Company website optimized for web searching. • Targeted ads using services such as Google, Yahoo, etc. • Registration with major online search engines and directories. • Facebook, Twitter, Linked In, Groupon, etc. • Opt-out email campaigns. Public relations: Disturbia in Subwbia possesses a number of advantages over other competitors in this marketplace. Due to the owners' extensive knowledge af the Haunted Attraction industry we have developed relationships with other Haunted Attraction owners and operators who will serve as our referral sources. By having these relationships, we build a business strategy that allows far an effective form of marketing that specifically reaches our target customers. We will also be providing special events, sponsor city wide events, and have local radiQ host broadcast on location at our establishment,this will add to the exciting atmosphere that our business is the place ta be on a weekend night. We feel that these services will put us in a position to esta.blish ourselves as the leader in the marketplace and capture exclusive relationships with many entertainment providers. With the combined business management and Haunted Attraction expertise of the founders,Disturbia in Suburbia is well prepared to carry out its vision of developing a highly profita.ble and very rewarding enterprise. Pricing: Our prices will be competitive and sold at a healthy margin to our competitors. We feel that the price we charge for our experience will be justified when our customers see the quality of entertainment they receive each time they step into our building. Sales terms and credit policies: Ow terms of sales and credit policies will be similar to our competitors. We feel that the price we charge for our experience will be justified when our customers see the quality of enterta.inment they receive each time they step into our building. Operation Employees: We will assemble our team through our own means of recruitment. We intend on having a minimum of 15 employees, and 3 supervisors on our staff in order to run a successful business. We feel that high school and college students would make the best employees,but professional actors would be the ideal employees. We will offer no bene�ts other than the minimum wage the employee will get paid. However, in terms motivational incentives they employees will be awarded with employee discounts on all merchandise we sell,tickets to local events, and the satisfaction of scaring people while getting paid. When we select the emplayees to represent our company we will give them all an employee manual along with an instructional videq CPR and First Aid classes, and a course in scare school giving our employees all the training they will need to be the ideal employees. Compensation: All actors and employees will be paid$'7.25 per hour. Any tips or gifts they receive from the guest are theirs to keep. As for employee discounts,they will receive a 40%offthe whole sale price on any clothing merchandise sold in the store. Hours of operation: Monday-Thursday: 3pm-8pm Friday and Saturday: l0am-12pm Sunday: 11 am-7pm Vendor and outside resources: We are already networked with several costume and make up vendors in the area, but would look to continue our relationship by working out an exclusive deal where we would use their products for a discounted rate. We would also look to connect with a Coke Corporation to provide all aur beverage needs, and a dry gaod!snack company to provide all of our concession needs. Accaunting and bookkeeping: We will be using the QuickBooks software for all of our accounting and bookkeeping needs. Risk Before our customers begin their experience at Disturbia in Suburbia they will be required to fi11 out a waiver everyone who is going to jump must have a signed liability waiver. If a customer is under the age of 18,the parent or legal guardian of the minor must fill out the Disturbia ln Suburbia waiver. Waivers far birthdays and group reservations are only valid the day of the event and are not entered into our system. Once a valid Disturbia in Suburbia waiver has been entered into the POS system,jumpers do not need to bring another waiver for a period of 1 year. However, previous jumps at Sky Zone do not ensure that your waiver will be on file. Because this is a children entertainment business the main risk we will have to take into account is the children's safety. We will be proactive in making sure all of our sta.ff is licensed and up to date on their CPR and First Aid training. We will also make sure we are up to date on all fire and building safety codes, as each room will need to have a fire escape(especially a quick way out for our mazes). Each room will have a defibrillator that will be accessible to our staff that will be trained on how to use it. Any additional risks beyond that will be given the attention it deserves. Financial Management Plan Pro forma profit and loss statement: TBD Balance sheet: TBD Cash flow projections: TBD In Summary We feel strongly in our ability to start up and build a profitable enterprise in the Twin Cities area. As mentioned,Disturbia in Suburbia would be the first Haunted Attraction of its kind, and is a concept that would draw customers of all ages to enjoy. In consideration of our vast knowledge of and suppart from the local Haunted Attraction community that we have already established prior to opening, our facility has the provisions it needs to ensure rapid growth, and profitability. Disturbia in Suburbia is a Plymouth,Minnesota based stariup company establishing itself as Haunted Attraction and Amusement Center specializing in providing entertainment with horror themes. Disturbia in Suburbia provides the access for customers to utilize their elective services. Disturbia in Suburbia will offer customer access ta the latest in Haunted Attraction and Amusement Center technology, along with other forms of entertainment. �a�.��c�; �t}LDEt� VALLY ili A � S'��E f'�.Al+4 ? ���I�1��` �s��—$s�� �� A��au� ` I�e��lc� ment Iri�c. ` � � ���t� ��a����r, ��. � �io��y�d�ui ��siz)ars-ssso r- Way�ata,Nimneso-te55393 fax:(C>I�jA73-'f658 SI��'�Sf;f31C7 � 1�ATE: ��J����`���� i �����ll� Y1���t1� �13� iT-7 � � i M :li. 88�d3 � a 8838 8836 � � $834 i H83� J i i 8830 � � � 882� j � � 882t� � f ' L�.! � � 6818 � L�1 : � � B8'!6 _ ! �— � � i 8674 � + i 8812 � � 6 8808 i { ���''3 � 1 8��� � I 1 t Z C3 ' � E ����� ������ ����� � i # ' ��€��c �c�s—oF—wa� T Tt!Y A iT!F?Tlt A T T'�'I 7a T .�L_ 41 _ _ ! �Ei __ e� __t,. � , .7i 2 3-� � ...-Z �.`QH�.`. �'U��.�-.` ...� 2 � �E�,F�....—�� __....��'t7,`#-`�f� ����I�_I.._.�..._ . _.._ . "pt�— _ . 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CVRS-- ____ �c��.3C1 €�'f�RTI-i --- J � �v+D �r*az l�f'!f^t?4� � 'E' T o?�n .i�is`'v'�S� t��t�� ��i . ��� (PtSSLtC RIGHTTJF_WA`f� J IS �j y+\ � � i � � # f I � + a c� } ; � i i i i ; O A O � � ta a D D ; � i . . ��'�����''�� " � �t � � - ��.,� ���e� ,- i 1" "' � t��� - � t �� � ���� ; ; � ; � ti f Cl��' U'� Plannin e artm nt � D � c 763-593-8095/763-593-8109(fax) Date: June 18, 2012 To: Planning Commission From: Joe Hogeboom, City Planner Subject: Amending the General Land Use Plan Map to re-designate 740 Douglas Drive No., 6100 and 6110 Olson Memorial Highway from "Industrial" to "Commercial-Office" - City of Golden Valley, Applicant Background On June 1, 2010 the City adopted an Interim Ordinance which placed a one-year moratorium on development within the area located at the northeast intersection of Highway 55 and Douglas Rrive (see attached location map). The Douglas Drive Corridor Study identified this area to be suitable for the development of a corporate campus. During the moratorium, staff has examined ways in which to accommodate a corporate campus setting on the moratorium area site. Staff had drafted a report (attached) which was first presented to the City Council in the spring af 2Q11. The report outlines the current conditions of the site and proposes ways ta achieve future redevelopment. The preliminary report suggested that a viable option for the area would be the creation of a new zoning category that would promote corporate office development and also permit other uses. Council directed staff to research land use and zoning options for the site. The Council then extended the Interim Ordinance, effectively placing the moratvrium on the site until Julv 7, 2012. Staff initially worked to create a new mixed-use zoning category for the entire moratorium site. However, upon further evaluation, staff determined that the section of the site to the north and the east of the Highway 55 Frontage Road would most appropriately be zoned "Business and Professional Offices," a zoning designation that already exists in City Code. Staff then determined that the area between the Frontage Road, Highway 55 and Douglas Drive (currently containing BNC National Bank and the vacant lot where the former Denny's Restaurant existed) wauld be most appropriate for commercial development. The City Council has directed staff to move forward with rezoning the properties at 740 Douglas Drive No., as well as 6100 and 6110 Olson Memorial Highway ta Business and Professiona) Offices. A property's zoning designation must be consistent with the General Land Use Plan Map. Therefore, staff is proposing to amend the General Land Use Plan Map to guide these properties as "Commercial-Office." Recommended Action Staff recommends that the Planning Commission recommend approval for the amendment of the General Land Use Plan Map, re-designating the properties at 740 Douglas Qrive No., 6100 and 6110 Olson Memorial Highway to "Commercial - Office." Attachments Location Map (1 page) General Land Use Plan Map (1 page) Douglas Drive Moratorium Study Report (17 pages) Letter to property owners dated June 12, 2012 (1 page) 3�3�302 1'�1 � �� ���_.--�- _ _ w_ _._. ._ �_. �__ �t13�01 � ��~ 1�—�0 ��� � �6645 302 �'i y�y 1 57,�5 ��"z�s�o y� � g� ti� 3t11`30d�� �� — ' � � ����.i.,�/: � -~"�-,- �� t� . �lfl�%l �`� �l/�/ t. :. �i�i!�� f%i%i���J'i%ff/�%% --_- � ' -�-+�"'---..`. ��f�� �.!j�11/��/�f% ..�%/ - � '_-r_. � � / /, / !/ //�� //1• --.._� . ��i i�%r .�,!%f�%l�i� f�i iOi , , �� /iif%f� �!i��i�;f r-/i i�f ���/ll/i � r���� �%i��'i�f%;;� ; ���i!fr . i ii/ i%�i � `--�__ /i��l�9 i . :/ii,. f;! � q,� �''/, L t 1 �f Uii� � �1/'�1�,iii iij�' i Y i // i- i !1//�fr � . g %����%%%�fI/,ll/Jl:i j �//% �j�%�'�1/ .t '/�i� .�!�:�`i>�i��f�f ii r � /�i�i�i% � ;r„�;,��;: �%%%����,� ;!;'�� Subject Properties � ����//��/fi i. �f%� �f�iiGii i� i��r .» ii ,ii,;!y! . 2 i���;iii'��i'i; ' � ' i •li�f / '//� ,�/ffy�./,�, , y �.. �j, i . �,;�.'�%:,%.:�.:;�.. �,;�' � .� , 1 °( t`s .;.v;�r.r i i . /, ., i!'.. u, %�:il;%i.�.���f �l. ��f��r } i m '�f%�i"'1%f%,/%. �;i'/,i%l, '� �._ �.. ._ .�.. , ii� :r�i`�i .f i r �� p ".. .�ii� i�i i i;� �i i i�� �~ i ii�i/iii i�iiri� � i �'. �Y /v J/�/�� lJ�l f � }' ` � /���� /f/ �i`�/�i/�%i///l.�! a'V � ��, ;�;;�%�;;f-;�;;%,�r.;f � j ; �-<,�% �;;;�;r;�;;;;-��l, � ��j%�,//i%��i%i�i�if��i j�rl, r ��� if'`i/i��i/i i:'%i��iii�:i�i i, # . sgp �i y.rrii �i � /f�i.����r� `�.. !' � J 'l�j�i J/ /j 7/r� � ; i i f i �r' i��iif'i i! ��� 5$0$ r��!! !�'` ��f/%/ �//��/f�j�., 5�� %f/�f il�// i� /l/.i��� /�iif �i �ii i',//��i� � i i � � ' � 58116 , �il.i//�� ii i i i ��/ � , ��f%!;r/.�fi�i!�iifi"�:i;. � � 7�� ; ��� ii�ij'%� � i ii/J�/��ii�i�i%�. f��j%ir `'ii��?����i�� �i/%�i � 580 ': �� 57 0 � I 1 fl/.i,/J�'�r�%��lii��.%//��,/,����� � �/ ,.�_�.y�_._ € � � ° .k _ .., .... ..,_ ...m. ..:. �-,. s � _. -�_.i?Cson Mernoriat Hwy" `"`--� " " _ Cauntry Glub Cir°E ` _ . ,._ ... .._- w _ �.9 � �_ ._ ,. � __. _ � State hfyyy Pio.55 � ,_ � � �_1=--� .. _ .. _. .. . _ � .52atr Hwy Pto.56 ` �_ _ _ ._ _.. .� ._. �� � ' � -°� " _ N �_.. _ _ w . .. . ._ , ._ y _ .... ._ CNsan M�mart�k H�y _ _ � � _ 'AJ } j 5$01 K _ ���.�=' .. � � r^' _�----''t�� � 525 � 735 572 520 �� � �.�� 6401 !� � r.- �r'`---�""B400 � � 0 52D 510 � t 8115 64A5 �° 5'!5 `a ��. �BSt11 � $407 '� ` 13 5n0 � 6412 �, �,�5 Perpich CenY�r for Arts Ed SQCCer Field 5�� �� asD � �. 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II :� �; �J �� ,, _ , . ., � , �� �� v - . , ,, � • ..,�„ � ► , L , _ � +IINM��a�it'.,�,-- — �,.. � . _ . �, n � . w . �� ^ :�� .�...+'""'�"�"� '�} /�����.�+"'ii� - ,,. �t����8t4c , tr�f��w+' �"`� �� �� ,� . � � �. �`a 4 '�_� .��s� ..� �'�!+�,: .n�• ...� „ .. � � . �':i� ��;. � �� - .i�� . . � . .".wr .iy,. ... . �'. �Q���.��•��' / ._ ' •-4����K:iqy.-�q�� �;'~� � ✓ �,�� .. � I �� . � � , r,� �, 39.'_ � � .�h'��," � ' � . .�:s� � . . . , K tt " . �X \, ' � �� g���., - . ' � A r+>, �{. � � � . , , yw` .. �.rY�+ . . ..� t ..� 1 I. Introduction In 2007, the City of Golden Valley initiated a study of the land uses and transportation patterns along the Douglas Drive corridor. Douglas Drive, designated as Hennepin County State Aid Highway (CSAH) 102, is a north-south roadway that is located in the geographic center of Golden Valley. Most of the land around the corridor developed in the mid-twentieth century. The Douglas Drive Corridor Study examined ways to accommodate redevelopment in certain areas of the corridor while making the roadway more efficient for vehicles, pedestrians and bicyclists. While the Douglas Drive Corridor Study focused on long-term land use changes and redevelopment, the current conditions surrounding this area have prompted the City to examine the possibility of more immediate changes. The City Council imposed a twelve- month moratorium on May 18, 2010. The goal of the moratorium is to allow City officials and staff the opportunity to incorporate the goals and objectives identified within the Douglas Drive Corridor Study into the land use plan for the area. II. Douglas Drive Corridor Study The Douglas Drive Corridor Study, adopted into the City's Comprehensive Plan in January, 2010, describes the community's immediate and long-term goals for the Douglas Drive Corridor. The report, included in the City's Comprehensive Plan, serves as a guide for future change in the Corridor. It summarizes the current condition of the infrastructure and suggests future land uses. It suggests redevelopment opportunities and ways to accommodate and enhance that redevelopment through transportation and streetscape design. The report discusses ways to enhance pedestrian and bike accessibility. Finally, the report lays out strategies for implementing the vision for the Corridor. The initial report was guided by an Advisory Committee, comprised of City Council Members, Planning Commissioners, and City staff. Prior to adoption of the Study, several neighborhood meetings and workshops were held to gather public input. 2 The Study identified the area = -_�,��:��� :'�_ ;;;�:: in the northeast quadrant of ��_ ���' `' �=,�:�� �. � =_- ,.r.:�;,±�•(;':i:j. i the intersection of Highway 55 y�,�� }''T-�'�. , �t �,, = � , � � f�� �, � .� �� � F � �f rT� t'.,��-�1T�, Yr,"_"�`S ! �r f �* � .- : � i"":1N� .+t ��.. � ... Ir..'' � ���� � ( `Y F....'�'' 11 I and Douglas Drive as the - � _�.� �� .. �, � �l� ; r , . 1 � ; - - ..,� � �Y `�,.: Trunk Highway (TH) 55 �`,� �l : � ,, r, ; `;^ �r �; {�,,�_„a r ..-: ° �t���=�a'� : � -� -�. �:=- Corporate Campus. It --� , , �'�� � -;;_ -�; - _� =�.�;.� Y � '� ,, ti' '� • �_` �f. , envisioned office-focused �,`s ��.-,,; ������f=''«.�� ����,, t �"��.�F~;�; v�s: i��'c'✓tp �-��E F �� T'r, �� €'�: 4 development in a corporate _ - � �>{�_� �,� �,<° �. . � � .�.�__� �` � �`F",f� ..�.�1'I� . ,�1��t� € �E.. campus setting. Campus- �� �. � � � _ .,,.��_ . Figure 1 - Location � -� - � �#:s�-:...'��: structured development was — �f� ��� recommended because of its strategic location to both Highways 55 and 100. III. Moratorium Recent changes to the proposed corporate campus site have prompted the City to more carefully consider the possibility redevelopment occurring on the land at the northeastern corner of Douglas Drive and TH 55 and establish a land use moratorium to do so. The building closest to the TH 55/Douglas Drive intersection (former Homesteader Restaurant) has recently been demolished. Additionally, one of the larger properties on the site has Ac �;` � '�' ��,� �D°�' recently been sold through a �,�} ^ , �:';•'', �o»Dc�S-. Y����,� • § R"°`°" Hennepin County Sherriff's � ��� �'�` . I ���, 3 `"' Auction. Hennepin County , � � cM,��� e 1`�p ,r�� �F�, has also indicated that it CAMPUS Ci ( 13.8 nc ��'� �� Ovr..,CC.,-, `� o^� � ��$ , •-A.�.... plans to include the Douglas ♦ ��� ' n�"�� .,�.,. r : .._,�� � , , . —.. ...,� �, �«�. ►-- Drive Project in its 2015- ,.*� W.. �.2 t `°'¢r+�n � TH CAhAPUS� ���I��"'i`�:``��`!� r 2016 Capital Improvement caMF�,s c i N o R-H �� p � -� Program (C I P) an d -?8 2 Ar 1 -10.2 nc !1 TEt1Nl�NT '�' " � � � reconstruct the road in 2016. �.. .. ,�,� �, „ � �. 11 -24.s nc �., _, , 11 � TN CA�APJS �t ' `'D�'�"'+�♦ ;� SOUTM CAMI'US F ,I ` ' -12.4 ac Figure 2-TH 55 Campus 3 The moratorium area encompasses approximately 23 acres of land that is currently zoned "Industrial". The appendix of this report includes a detailed listing of the five parcels that make up the moratorium area. The 2010 estimated market value of the five properties in the moratorium area is $10,761,000. The current tenants provide a wide variety of commercial and industrial services. The moratorium area has strong potential for redevelopment. Such development will help set the character for the entire Douglas Drive corridor, as the moratorium area serves as the corridor's southern gateway. The goal of this report is to provide a framework to guide future land uses and identify transportation and infrastructure needs within the moratorium area. IV. Transportation Issues �. � _ The moratorium study area is bordered by a principal arterial (TH 55), a minor reliever (Douglas Drive), and local road (TH 55 North Frontage Road). As noted in the Douglas Drive Corridor Study, these roadway connections serve both local and regional traffic including transit and pedestrians. Previous traffic counts showed that TH 55 has an average annual daily traffic volume (AADT) of 33,000 vehicles while Douglas Drive has an AADT of 9,100. The AADT on the North Frontage Road is 3,250. Public transit in the area is provided by Metro Transit. Two bus routes operate along both TH 55 and Douglas Drive (705 and 755). The routes are classified as low-frequency routes. The existing transportation network in the area does not provide a complete sidewalk system for pedestrian traffic. The Luce Line Regional Trail runs from east to west along the northern edge of the moratorium area. The City's sidewalk plan calls for a sidewalk along the east side of Douglas Drive from TH 55 north to the connection with the Luce Line Trail, which would provide connections from the moratorium area to both bus routes and the Luce Line Regional Trail. 4 / : - �° Cei�teYpomt _� v .. � ��9Y Linosay St � i � � � � '}. , �� ��� �_� � , -- � , _ {�_���___-,�.� , _ _, -�.-__.__ _ , , � � �- ,�l � � � .___l__ _ '-- � : - ' l..-� �—� � t �, _�_ �j�� � r � I � Tennont Compeny p � �J � � u q � —� ' ' c � .�\ � �' -_ � ��� J , 1 t ODNmHealth � z � s .. '� � i�— � � c � 1 > -0 I, �' � � �. K � � i� � - j . � �; � i I -GRitbt - � _ ,i. � L �� �;;=� j ��.�.,,,,,,,,,,,..K�J — —'`� ,� •- )_.i-" - N Fronbge Rd , � . �+ _'. �--� �,r �,. i, �� �� . '� Oison Memorial N Mwy SS � � � ��- HwY 55 . . ��� �� ��1 � ��--- ",. i � I , � , . ._ �- ,. � . ml i .� .' � ',i i' . . : W � _-.__ . '..1 �� . . .. . i -. . �, p' . ' Q ` —Local Ttail Figure 3—Trail ��7�� ` ��� °` '� �Shse Nie Road vA.w a,e:e�• Locations ��;�,..�.�E,�..,r, e ��Proposed Trail "•«•a��r,�,...,�.:oRa Safety concerns in the study area are primarily driven by the frequency of crashes along Douglas Drive. Between 2008 and 2010 a total of 25 crashes occurred at the intersection of TH 55 and Douglas Drive. During that same time frame another 5 crashes occurred at the intersection of Douglas Drive and the North Frontage Road. The most significant safety concern along Douglas Drive between TH 55 and the North Frontage Road are the two crashes that have involved pedestrians. Improving pedestrian connections along Douglas Drive and across TH 55 are critical components of improving the overall safety and accessibility of the area. Coordination and cooperation with MnDOT and Hennepin County are critical aspects for the implementation of any safety improvements and will help make the overall transportation network complete by providing safe routes for all corridor users. V. Douglas Drive Preliminary Project Design The City is currently developing preliminary design plans for infrastructure upgrades along Douglas Drive from TH 55 to Medicine Lake Road (CSAH 70). Preliminary project 5 design has begun with aid from a federal grant awarded by Transit for Livable Communities (TLC). The $1 million-plus grant will provide money for preliminary engineering and some early right-of-way acquisitions. The preliminary design will provide detailed information regarding the scope of infrastructure improvements that are needed within the entire corridor and will be used as the basis for the final design and reconstruction of the roadway. Douglas Drive is a Hennepin County facility, and final project design will be subject to County approval. In addition, collaboration with MnDOT will be necessary for the area surrounding the TH 55 intersection. Reconstruction of Douglas Drive is expected to begin in 2016. The reconstruction project would add turn lanes, shoulders and bike lanes, upgrade pedestrian facilities, install street lights, and place existing above-ground private utilities underground. The project has an estimated cost of about $19.5 million, with Golden Valley responsible for roughly $9.5 million. Hennepin County will pay for about $10 million of the roadway right-of-way acquisition, design and construction. The proposed corridor improvements will provide the framework to support future development or redevelopment in the moratorium area. Development-driven transportation improvements along the frontage road may also be needed for traffic demand related to proposed new development. VI. Moratorium Area Infrastructure As part of the Douglas Drive Corridor Study, a consulting traffic engineer identified the potential realignment of the Highway 55 Frontage Road through the moratorium area to allow for development opportunities on the north and south sides of the roadway. The study also recommended both internal and external sidewalk connections in order to promote multi-modal transportation. The conceptual alignment, shown below, provides an enhanced connection to Zane Avenue. 6 c 0 4�� ,.-,r�_,� i -.� � r . ., - � .� � . . � _ _ � �- �,� • � �. �, --- - ,;���{�_ �' �. - , �, . : , i�.;. '* y�:~ i �� �.� ` � I ti4..� � '` � . � ' �� � �.�� Z` r 1'��� �,+^ �- � .��.. � � _ ' : � � - - . . Z. � h ' -- � - -v, , �,,-�! . s-�; . � _ � Y , -�' � ._ _ . _ . o �� ,�� �' � � �� �x c. �, '� '�' ; . ._ , , 'S �: � � � , Q ry .�+ ' �.. t ' � ��� � i , � i �_ r k F , .} � � N I � ( I �'.�^ i .i� _ _ . � '_ ..... i � __ .-_� . N+ W� 3: - ' �� �?� Figure 4— Proposed Road Realignment 7 This potential roadway realignment would offer the advantage of creating larger parcels of developable land along Highway 55 but would only be accomplished in coordination with major redevelopment. Depictions of possible development scenarios are as follows: Figure 5— Potential Redevelopment _ _ .; . ._ .- - __ . .- . � _ _- . . � � � . - t . . . _ .`- � -- . : �� . . . -1► � ,� _, � .J.- , : � = � , . Y"� • I . ��.`�,...,,k_`y,• . ee :•�'�' �„i✓' � 1 � � � _ °Yt 'ti.._ .t . T. - � �' � % - , . ��.. _,r -=�% - . � . . ., , � , � ..- :�. / ; ,. . ,�,- � .�`` � _,-. Facing Northwest � Facing Southeast ,_ ,_ .. .►.,. "- 1. .,� �!►f -•• , . , .+,�"�.► , ����►��� -♦. w y... ..�+�,�i.'�^T_ . - ' . T ..I Y./ev»..�....,,,.w._. _ ... ...... ,. �- �w��yhY.y. .�^. �T f� � ._ � -�."�'�� �S.�L'�S.L�1:+iM✓e• .w,��,�yv� `. .__ � .� � ' ., . _ . .. . ... ..a,r r�t- M✓ . � . � ,�!°,�'' � � � � f+t t � � _ _.. ._ � " ` ` '� , , , _ � �i - -_ ,._. _.� _1�...r..����_ : {_— , ^ r � . ''�� � � !� #' �'tx 111�t �,��� �� *� 'tS i?1:4��• !i* i.t=i t. .. �.� , . �� ' :.�.s... M�.-- ,� . . � .._ , 5 ' '�y - .�,�+� f ,M..,++�^.il+w,b •��:...,�__ J 'i' /,. i•�w. A� �`,-� `�Z.'� ... r,4 � � . • � *, . , 'Qit i'' ^ � �� iS„'�°`L'��vp^ w'. _._..—_._ . 4 �., k e f � ' , � _ � _ ... . t ; 5 . , 1-..,.._� .-. t 1 1 # �T��}j; �.��`� 4` �•�� +�� �` ' ..__.{- . � _ , .. 1 �` ,g , � � '�z. —. ,. � . ... <. .� � . : ' .. � �'! '� :• ,. � . .. . .�. r ; . _..t--����� 1��� � ��...,� � " . � i ._�..--��-.,._..,. �.....« .'". ' � , � . ` �'`r"' fi'_,' �' ° �`���- � 'v�" ' ' • . . ' .! ,;�•��, t • . r � '�r-. , , � �'��h `it�ieL���" ,° ' �` µ , { :" . r'.�y,i v.s..,,.t�'.. , . �_. . �"' Facing East ,,, .., �`� 1,� s Some of the significant impediments to relocating the North Frontage Road include: 1. The City may need to vacate some or all of the current 60' right-of-way (ROW) along the Highway 55 North Frontage Road. As part of the relocation process the City would then need to obtain additional ROW in order to construct a new street system in the desired location. Realignment of the road would require that a bridge be built over the railroad tracks to the east of the moratorium area. This would likely depend on the future redevelopment plans on the other side of the railroad tracks including the reconstruction of Zane Avenue and master planning by the Tennant Company. 2. The City may also need to relocate all existing utilities in the current Highway 55 North Frontage Road ROW to the new street location. Existing public utilities in the frontage road corridor include: a. 8" ductile iron pipe watermain b. 8" and 10" public sanitary sewers, and storm sewers c. 16" Joint Water Commission trunk watermain d. Two Metropolitan Council Environmental Services force main sanitary sewers are parallel to TH 55 and partially within the frontage road �`` ROW �, e. Gas mains f. Electricity services g. Telecommunication lines h. Private utilities (sanitary sewer and water service connections) i. Private storm sewers Private utilities such as sanitary sewer and water service connections and private storm sewers also exist on the properties in the area, as well as gas main, electricity, and various telecommunications lines. 9 3. It is anticipated that significant subgrade correction may be required to obtain the appropriate roadway design to accommodate heavy truck traffic present throughout the area. 4. The cost of infrastructure relocation verses the amount of private investment made if redevelopment were to occur. Based on the extensive infrastructure in the area, relocation of the roadway may not be realistic without comprehensive redevelopment of the complete moratorium area. VII — Land Use '� The moratorium was established to determine how to feature Corporate Campus usage in the designated area and the feasibility of doing so. The Corporate Campus designation presumes primarily office usage. Golden Valley currently has five zoning districts that provide for office development: Industrial, Light Industrial, Commercial, Business and Professional Offices and the I-394 Mixed-Use. (see chart outlining four of those districts plus mixed-use districts in two other suburban cities on page 10) Analysis of the existing districts suggests that a new, hybrid district would be appropriate. � The Business and Professional Offices zoning district has the strongest focus on office, with only a few other uses allowed by conditional use. The other districts all allow many more uses, some of which may be desired in a corporate campus setting, but which could be a distraction, particularly if more than peripheral in scope. � Traditional zoning districts have prescribed setbacks and parameters for development which generally promote land use on individual parcels. The mixed- use districts operate on a performance basis, which would promote coordination and integration of development. If the City wants to promote the integrated development aspects presented in the Douglas Drive Corridor Study for this area, a mixed-use district should be considered. However, the existing mixed-use 10 Page left blank intentionally 11 district is targeted specifically to the I-394 area and could not be applied directly to the moratorium area. Additionally, the wide scope of permitted uses in that district may not be appropriate in the smaller moratorium area. • While the Douglas Drive Corridor Study designation of Corporate Campus did not anticipate housing in the moratorium area, there may be some benefits to considering it. Traffic studies demonstrate that peak traffic demands on the area transportation system can be distributed by combining residential and office uses, because peak hours vary for these uses. Likewise, transit can benefit from having stops which serve both as an origination and designation for passengers. These factors suggest that housing could reasonably be added to the permitted land uses in the area, particularly on the north side, adjacent to the Luce Line Trail. • Review of the Douglas Drive Corridor Study identified the following performance- related parameters for Corporate Campus usage: o Shared or public green spaces o Shared or structured parking facilities with accommodation for bikes o Active-living features such as sidewalks, links to trails and transit, and building design that makes walking and biking in the area a desirable alternative o Increased development densities permitted if infrastructure and traffic analysis demonstrate capacity o Regional water quality and rate control ponding o Integration of land uses o Visual coherence and attractiveness o A balance between urban and natural systems, including green development and energy efficiency o Elimination or remediation of noise, odor, vibrations, and fire hazards Based on the above analysis the following new Douglas Drive Mixed-Use zoning district is proposed to implement corporate campus usage in the moratorium area, with the above performance standards to be applied to this zone: 12 Douglas Drive Mixed-Use Permitted Office Uses Limited Retail Restaurants (no drive-thru) Beauty Salons and Barber Shops Banks and Financial Institutions Hotels Medical and Dental Clinics Parking Structures Multi-family Residential Setback Front— 0 ft. to 10 ft. Requirements Side— 10 ft. Rear— 10 ft. Building Height Requirements 2-6 stories Minimum Lot Size none Lot Covera e Buildin s cannot occup over 65% of a lot Parking Encourage shared and structured parking in order to reduce number of spaces and impact of impervious surfaces required for parking. Parking studies will be required to determine arkin need. Landscaping At least 15% of lots over one acre shall be designed to provide a plaza, green, park, play area, trail, parkway or combination thereof that shall be open to the public. Active Living principles shall be taken into consideration when the site and buildin s are desi ned. Green Construction Ener savin and sustainable construction is encoura ed. VIII — Financial Tools �. � � When considering changes in the moratorium area, the City can use the following financial tools to assist with redevelopment: • Economic Development Tax Abatement: A tool which is available if private development occurs. Through Tax Abatement the City's portion of property taxes payable can be set aside to pay for public improvements or returned to the tax- payer to assist with private development costs or provide tax relief. The City can also request other taxing jurisdictions to abate taxes for an identified project. Under current state law the City can have no more than ten percent of its taxable 13 market value abated at any time. A portion of the City's tax abatement allotment is currently dedicated to finance improvements at Highway 55 and Boone Avenue North. • Tax Increment Financing (TIF): This is another tool available if private development occurs. Property taxes (city and county) from the new development can be dedicated for a period of 10-25 years to finance allowable project costs, which include public improvements, land write-down and environmental remediation. State law provides for the creation of a TIF District for housing, economic development or redevelopment. To establish a redevelopment district a technical evaluation of the existing buildings must be undertaken to determine that a certain percentage of the buildings are blighted, and the project must be in a redevelopment area. The City has created a redevelopment area along Douglas Drive, extending north from Golden Valley Road. The City Council could chose to extend this redevelopment area south to the moratorium area if it seeks to create a redevelopment tax-increment district related to private development in the moratorium area. • Public Grants: The Metropolitan Council, Hennepin County, and other agencies offer municipalities grants that support connected development patterns linking housing, jobs and transit. Grants are generally provided to plan or implement an identified redevelopment project. There are also grants to help with environmental remediation. Some of the grants require that the project be located in a redevelopment area. The Housing and Redevelopment Authority could move to include the moratorium site in the Douglas Drive Redevelopment Area that was established by the City in 2010. If this area is determined to be included in the Redevelopment Area, financial tools could be used to facilitate development. Allowing the moratorium site to become part of an HRA-designated redevelopment area would allow the City to use TIF and other funding sources mentioned above. 14 VII - Conclusion and Recommendation The moratorium for development at the northeast quadrant of Highway 55 and Douglas Drive will expire in July, 2012. Council has directed to allow the moratorium to expire and has directed staff to rezone the area north of the Frontage Road to "Business and Professional Offices." This will require public hearings for the rezoning as well as for amending the General Land Use Plan Map. Council also directed staff to work with the Planning Commission to identify possible new zoning options for the properties between the Frontage Road and Douglas Drive. This could involve the creation of a new "Light Commercial Zoning District." Opening up this area to business, office and light commercial development will help achieve the goals and objectives of the Douglas Drive Corridor Study and will provide a solid foundation for the long term viability of the Douglas Drive corridor. �.. � �� ��, ,,. , 15 Appendix A— Existing Parcel Information (January 2011) Total Total Business/Bldg Property Height Building Type of Zoning Year #of Market Name Owner Address/Location stories Sq. Ft. Business District Built Acres Value $ Gregory Winkley & Orthotics& Candace Prosthetics Co. Gruman 740 Dou las Dr. N 1 Sto 5,198 Office/Medical Industrial 1978 3.18 925,000 BNC Corp, Inc. (BNC National (Same as Bank Business 650 Dou las Dr. N 1 Sto 7,531 Office/Financial Industrial 1982 3.11 1,845,000 Welsh Five Partners buildings, Multi-Tenant 85, LLC total of Office Complex International (Welsh 6196 Olson Mem 89,800 /Light S uare Co. H 1 Sto s .ft. Industrial Industrial 1978 7.65 4,567,000 Minneapolis Multi-Tenant Molds& 6100 Olson Mem Light Industrial En ravin , Inc. PFJ, LLC H 1 Sto 64,380 /Industrial Industrial 1955 7.51 2,610,000 HP 4, 6200 Olson Mem Vacant Lot LLC H Industrial 1.5 814,000 ._ ... M . ., ..:. ,,. . � 16 Appendix B — Businesses in Moratorium Area (January 2011) Building Business Name/Addresses Business Name Address T pe of Business/Descri tion North(6180-6190) Environmental Graphic Design Firm Ima inalit , Inc. 6182 "Identit •Si na e• Desi n" Supplier, Installer and Service Provider in Commercial and Industrial Business Large HUFCOR Minnesota 6188 Fixtures 6190(1100 Zane Avenue North, Bay #4 Golden Valley, MN Manufacturers Representatives for Architectural 55422 listed on Doors, Frames, Hardware and Division 10 Combs&Associates, Inc. website S ecialties West(6120-6134) Scott Wyberg Photo ra h , Inc. 6124 Professional Famil Photo ra h Studio Used Car Dealer and services, providing: Used Venture Auto 6130 Autos• Financin •Auto Care Products Central(6140-6158) Mobius Residential Mana ement, LLC 6140 Residential Pro ert Mana ement Professional Locksmith&Door Service, Door and Assured Securit , Inc. 6144 Securit Hardware S ecialists DC Tech Audiovisual, Media Technology Integration,Automation, and LLC 6148 Office Media Solutions DHA or DNA? 6154 Maki Strunc Photography, Commercial Photography Studio specializing in Inc. 6156 studio&location hoto ra h East(6160-6178) Manufactures Representative of Industrial Products; Industrial Process Controls and P ro-matic, Inc. 6162 En ineerin Sales and Service of Commercial Construction RPG Sales 6172 Products to A/E/C Firms&General Market Midwest Construction Products, LLC 6172 Same as above? Custom Fabricated Acrylic Products; Full service Kreative Ac lics 6174 custom ac lic fabricator Holographic Security Global Manufacturer of Custom Security Conce ts, Inc. 6176-6178 Holo rams South(6102-6112) Gonyea Homes& Building and Remodeling Custom Homes Since Remodelin 6102 1987 Lincare 6104 Home O en and Res irato Services Precious metals market maker; Commercial NTR Metals, LLC 6106 Precious Metals Refinin and Bullion Tradin Duct Works 6108 Heatin &Air Conditionin Services Murray Design& En ineerin 6108 ??? Full service residential building contractor All American Restoration, specializing in exterior renovations. Roofing• LLC 6112 Sidin •Windows 17 June 12, 2Q12 R�: Rezoning Action Requested--74Q pauglas Drive Narth Dear Praperty Qwner: During the past several years, the City of Goiden Valley has been studying fong term land use aptions in and around the Douglas D�ive carridor. In 2Q10,the City Council established a moratorium on new development in an area of the corridor that includes your praperty.The intent of the moratorium was to aUow the City to examine the current zoning of the area and ta assess if alternative zoning options exist for the site. The City Council has directed that the property at 740 pouglas Drive be rezoned ftam "Industrial"to"Buslness and Professional Offlces."This action may impact future use of the site. If you have questions or would like to discuss this matter in further detail, please fe�l free to contact me. I can be reached at 763-593-8099 or at jho�eboom(?�oldenvalleyrnn.Rav. The Planning Commission will hold a hearing for this activn at Galden Valley City Hall on Monday,June 25 at 7prn.You are invited to attend this hearing and speak directly to the Planning Commissian. Follawing this meeting,the City Council wiil hold a public hearing and make a final vote on the matter later in July. You will receive infarmation about that meeting when it has been scheduled. Thank you for your time and consideration. Again, please fee!free ta contact me if you have any questions or concerns. Si�cerely, o�-=�.��� laseph S, Hag�baom City Planner � ��.��s�:�� ������°� . . , . . _ t�t�� ��� �� �m Planning Department 763-593-8095/763-593-8709(fax} Date: June 12 , 2012 To: Planning Commission From: Joe Hogeboom, City Planner Subject: Rezoning 740 Douglas Drive No., 6100 and 6110 Olson Memorial Highway from "Industrial" to "Business and Professional Offices" - City of Golden Valley, Applicant At the direction of the City Cauncil, and ta achieve consistency with the General Land Use Plan Map, staff recommends that the Planning Commission recommend approval for rezoning the properties at 740 Douglas Drive No., 6100 and 6110 Olson Memorial Highway to "Business and Professional Offices." Attachments Location Map (1 page) Zoning Map (1 page) 30��ti3 i'�1 � . � 1� � �� � . .��_ __ �.... � � � _,. .� �_ ; � _,_.v-r-- � —�--.�.. ti ��.----�� � � y �sas '�����1 � , �4p� �ti ��a� � �� � ti sr�� 65sT� �� '� 5 9�'S i y� � ---,_.--� �. � �� � ti �"����° , � � � � � �.. � ' �� � � �� � .' i,r�ii�f�'.�."/ �n.., r . .__�__ _'""-n,._.---�.�_ q J il // !/ ;�I /j f � � ^--....� �� !/%// / � l / l / /�l /� 1 i�%r.ii ii�%ir j�j,il� ! �� --...`�^--- � "----v.a" _ i i � . i - -_....� � '�ii�ir� �j�/i;�/f. �lii�ii� �y ,. ���/i fii.�� "i.i.r� � �%�i � t yt � ---�.._- -„�"^-- i� ��i�f � ij i r.� � ,�����fii�����,. i � �;f!��'�ii��i:� y l }� � . ... _. ` ,.,�,., ., � .:,,;,, , ' , ,; � „ .�!./,/.�/,; ,;��,/�,,, ,;,'° ,,;�,�: fr '%'',`�f,r f'%f� f „ .�����,'� Subject Properties f /!/ //�l/ l/. �/ / l / 1fj /(/ f�%rfir f r��ri� ���' //r �i fi � � ����" i i�i� ��f�1i ' i��f��!� � //ii�`�//'�!i'�//�� !�� � r%�� /� � . . � .. . ri iir i��ii �r�t � i � r i � / �/i t � � ii �r!i/Jf���ii ,ii� i;'f,' �� f�fi� ' } � %�/l/j%�/I/��� j/�/l� l��%�I �. � � � � `f!f �!1���jii �%y�i� 4f }� � �.... _.. ...� ..... . /��ir '. 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'� o, m n a'� . � �F... � ' � m , - " 4��� : 3 " ,�,� � � �r .�� .� � � 4 t� M, ,� < , , " ° � , ` I�� �: :.., ... . ,.�. ... , _"" _ L�� � s = p E �, . .., ..�_.._.._ .._ ._.._ .. _.._.._"._.. _.__ '___' "_ � .. �- . . .._.._.._.._ __ a.. _.... _.._. .._.._ .�.�� .. _�..° .«..„„_ _.._ .._.._.._.. ._..__._ . ._..__._.._._.. _.._:,.., ____,._„_ .t.�.� YhC�.�v^ >Y ji u . . ... ;�.�....� �u' � ...,%.. . . ... .... `u��um� N aQam°a II.I.i7�iIVAI.I:C[},ll.l.) G � . . . ;�.I.t��l�:-I.l �N:I��I I��t'!� - � ��o>m- V Y :IC) l.l.l.� I)A.1 I.) � � �4 d ° � m T=oDm �� _W C Ua�U'�n� C G�� t�� � . � �;; Planning Departn�ent 763-55�3-8095/763-593-8109(fax) Date: June 12, 2012 To: Planning Commission From: Joe Hogeboom, City Planner Subject: New Zoning District Proposal — Light Commercial Zoning District As part of the Douglas Drive Corridor Study process, staff looked for ways to achieve more neighborhood-scale commercial development in places adjacent to residential areas and in places where larger scale commercial development may not be appropriate. Staff has determined that the area between the Frontage Road, Highway 55 and Douglas Drive (currently containing BNC National Bank and the vacant lot where the former Denny's Restaurant existed) would be a possible location for such a zoning classification. Staff, with the assistance of the City Attorney's office, drafted language for a new "Light Commercial District" that would permit "lighter" commercial uses (carrying along the theme of the Industrial and the "Light" Industrial districts). The Commercial Zoning District permits an array of uses that includes small-scale retail operations, shopping centers, movie theaters and office buildings. A complete list of uses is attached. To create a more small-scale, neighborhood-friendly commercial zoning option, staff has drafted a new Light Commercial Zoning District. Differences between the current Commercial Zoning District and the proposed Light Commercial Zoning District are as follows: 1. Intensity of Uses Though there are overlapping uses provided in the Commercial Zoning District and the propased Light Commercial Zoning District, the Light Commercial Zoning District restricts certain higher-density and possibly controversial commercial uses such as hotels, parking garages and shopping centers. The Light Commercial District is intended to permit uses that are compatible to a neighborhood scale, 2. Setback Areas The proposed Light Commercial Zoning District allows lesser setback areas than those permitted in the Commercial Zoning District. This allows buildings to be located closer to the street and allows greater pedestrian access to amenities. 3. Building Height The proposed Light Commercial District restricts building height to two stories without obtaining a Conditional Use Permit. The Commercial District allows buildings to be built up to three stories without a Conditional Use Permit. Shorter buildings would be more appropriate in scale in commercial areas that are adjacent to residential areas. 4. Conditional Uses The proposed Light Commercial District allows for considerably less conditional land uses than does the Commercial Zoning District. Conditional uses that may be inappropriate for smaller-scale commercial areas, such as outdoor storage lots, have been removed from the Light Commercial Zoning District. The District could be applied to any areas in the City that are designated as "Commercial" in the Comprehensive Plan. However, it is proposed only to be applied to the southwest corner of the Douglas Drive moratorium area at this time. Staff brought the proposed Light Commercial District before the City Council for discussion earlier this spring. Council asked has asked that the Planning Commission review the ordinance and provide feedback. Staff requests that you review the language and bring back any comments or suggestions that you might have to the July 9 Planning Commission meeting. Attachments • Light Commercial Zoning District— Draft Language (4 pages) • Light Commercial —Commercial —Business and Professional Offices Zoning Districts Comparison Chart (1 page) D AFT § ii.�i Section 11.31: Light Commercial Zoning District Subdivision 1. Purpose The purpose of the Light Commercial Zoning District is to provide for the establishment of low-intensity commercial and service activities which are compatible to the scale of the neighborhoods in which they are located. Subdivision 2. District Established Properties shall be established within the Light Commercial Zoning District in the manner provided for in Section 11.90, Subdivision 3 of this Chapter, and when thus established shall be incorporated in this Section 11.31, Subdivision 2 by an ordinance which makes cross-reference to this Section 11.31 and which shall become a part hereof and of Section 11.10, Subdivision 2 thereof, as fully as if set forth herein. In addition the Light Commercial Zoning Districts thus established, and/or any subsequent changes to the same which shall be made and established in a similar manner, shall be reflected in the official zoning map of the City as provided in Section 11.11 of this Chapter. Subdivision 3. Permitted Uses The follawing uses are permitted in the Light Commercial Zoning District: A. Bakeries B. Barber shop and/or beauty parlor C. Class I restaurants D. Clothing, shoes and/or accessories sales (retail) E. Delicatessen F. Electronic equipment sales G. Essential Services - Class I H. Financial institutions I. Floral shops (not to include nurseries) J. Furniture sales and repair K. Hardware, paint, and decorating stores L. Offices, including medical and dental M. Pharmacies Golden Valley City Code Page 1 of 4 Q'�,�►FT § 11.31 N. Photograph supplies and/or art galleries O. Post ofFice and parcel shipping facilities P. Printing shops Q. Seasonal Farm Produce Sales R. Shoe repair shops S. Tanning parlors T. General retail services and/or sales not otherwise listed as a Conditianal Use in Subdivision 4, below Subdivision 4. Conditional Uses A. Adult Day Care Center B. Animai hospitals, veterinary clinics, and/or pet grooming facilities C. Child Care Facilities, as defined in this Chapter D. Class IIT restaurants, bars, night clubs, etc. E. Convenience food stores, with or without gas pumps F. Drive-in retail establishments, such as banks, cleaning, dry cleaner, etc. G. Mortuaries H. Essential Services - Class III, except for peaking stations and substations Subdivision 5. Yard Requirements Front yard, side and rear yards shall be provided for all buildings within the Light Commercial Zoning District as follows: A. In the case of premises abutting a public street, front yard setbacks shall be at least twenty (2p) feet from the right-of-way line of said street. All front yard setbacks shall be maintained as landscaped green areas. All portions of a lot, or parcel, abutting a public street shall be deemed to be front yards. B. Side and rear yard setbacks shall be provided as follows: l. In the case of premises adjoining a Residential or R-2 Residential Zoning District, side and rear yards shall be not less than thirty-five (35) in depth and width. Golden Valley City Code Page 2 of 4 dR�FT § 11.31 2. In the case of premises adjoining a Multiple Dwelling, Business and Professional Office, or Institutional Zoning District, required side and rear yards shall not be less than twenty (20j feet in width and depth. 3. In the case of premises adjoining a Commercial, Light Industrial, Industrial, or Railroad Zoning District, required side and rear yards shall not be less than ten (10) feet in depth or width. 4. One-half (1/2) of the required side and rear yards, as measured from the lot line, shali be landscaped, planted and maintained as a bufFer zone. Subdivision 6. Height Restrictions No building or structure, other essential service communication structures as provided for in Section 11.71 of this Code, shall be erected to exceed a height of two (2) stories in the Light Commercial Zoning District. All necessary mechanical equipment and elevator penthouses will not be included in computation of building height. The City Council may grant a Conditional Use Permit for a taller building. Subdivision 7. Accessory Uses A. Essential Services - Class I. B. Accessory Structures. The following regulations and setbacks shall be required for accessory structures in this Zoning District: 1. Location. A Detached accessory structure shall be located completely to the rear of the principal structure, unless it is built with frost footings. In that case, an accessory structure may be built no closer to the front setback as the principal structure. If an addition is built on to an existing principal structure that would create a situatian where an existing garage or accessory structure would not be completely to the rear of the addition to the principal structure, the addition to the principal structure may be built and the existing garage or accessory structure may remain and be considered conforming as long as there is at least ten (10) feet of separation between the existing principal structure with the addition and the existing garage or accessory structure. Additions may be made to the existing garage or accessory structure as long as the ten (10) feet of separation can be met. 2. Front setback. A�cessory structures shall be located no less than the required setback for this Zoning District from the front property line along a street right-of-way line. 3. Side and rear setbacks. Accessory structures shall be located no less than the required setback for principal structures in this Zoning District from a side or rear yard property line. Golden Valley City Code Page 3 of 4 D AFT § i�.3i 4. Separation between structures. Accessory structures shall be located na less than ten (10) feet from any principal structure and from any other accessory structure. 5. Alley setback. Accessory structures shall be lacated no less than ten (10) feet from an alley. 6. Height limitations. No accessory structure shall be erected in this Zoning District to exceed a height of one (1) story. One (1) story may not exceed ten (10) feet from the floor to the top plate. Attic space in accessory structures shall be used only for storage and/or utility space. 7. Cornices and eaves. Cornices and eaves may not project more than thirty (30) inches into a required setback. 8. Number and Size of accessory structures. Only one (1) accessory structure shall be allowed on each property and no accessory structure shall be larger in size than the principal structure. In no case shall an accessory structure be greater than one thousand (1000) square feet or less than one hundred twenty (120) square feet in area. Accessory structures include storage buildings, detached sheds, greenhouses, gazebos and other shelters. Accessory structures not used solely for storage and related activities shall have open sides from floor to ceiling, except that they may have railings and temporary screening (used only on two (2) sides at a time), all constructed in accordance with the building code. 9. Design. All accessory structures constructed after the construction of the principal structure must be designed and constructed of similar materials as determined by the City Manager or his designee. 10. Building Permits. All accessory structures located in this Zoning District require a building permit. Golden Valley City Code Page 4 of 4 Light Commercial -Commercial—Business and Professional Offices Zoning District Comparison Chart Permitted Uses Light Commercial Commercial Business and Professional Offices A. Bakeries Permitted Permitted B. Delicatessen Permitted Permitted C. Class I restaurants Permitted Permitted D. Seasonal Farm Produce Sales Permitted Permitted E. Barber shop and/or beauty parlor Permitted Permitted F. Floral shops(not to include nurseries) Permitted Permitted G. Tanning parlors Permitted Permitted H. Clothing,shoes&accessories sales(retail) Permitted Permitted I. Shoe repair shops Permitted Permitted 1. Pharmacies Permitted Permitted K. Photograph supplies and/or art galleries Permitted Permitted L. Printing shops Permitted Permitted M. Financial institutions Permitted Permitted N. Electr�nic equipment sales Permitted Permitted O. Furniture sales and repair Permitted Permitted P. Hardware,paint,and decorating stores Permitted Permitted Q. Post office and parcel shipping facilities Permitted Permitted R. General retaii services and/or sales not otherwise listed Permitted Permitted as a Conditional Use in Subdivision 4,below S. Offices,including medical and dental Permitted Permitted Permitted T. Essential Services-Class I Permitted Permitted Permitted U. Catering establishments Permitted V. Comfort Stations Permitted W, Dressmaking/Tailoring w/retail sales Permitted X. Electric Repair Shops Permitted Y. Hotels and Motels Permitted Z. Lodge Halls Permitted AA. Messenger and Telegraph Services Permitted BB. Plumbing shops Permitted CC. Public Garage Permitted DD. Recreations buildings&Structures Permitted EE. Skating Rinks Permitted FF. Shopping Centers Permitted GG. Theaters Permitted HH. Trade/Industrial training schools Permitted II. General Retail Permitted 11. Massage Parlors,saunas,etc. Permitted L.'�6'�� #.�� .... ��A��� . °d � PI ' r n annin� Der�a fimc t 763-593-80951763-593-8109�(fax) Date: June 20, 2012 To: Planning Commission From: Joe Hogeboom, City Planner Subject: Election of Officers Summary The Planning Commission must elect its officers annually. Officers for the Planning Commission include the Chairperson,the Vice Chairperson, the Secretary and the Representative to the Board of Zoning Appeals. There are no term limits far these positions. Cathy Waldhauser is the current Chairperson, John Kluchka is the current Vice Chairperson, Dave Cera is the current Secretary and Dean McCarty is the current representative to the Board of Zoning Appeals. The Planning Commission By-Laws assign the following duties to each position: Chairperson The Chair or designee shall preside at all meetings of the Cammission and may present to the Commission such matters as in his/her judgment requires attention. When the Commission has not established rules of parliamentary practice, the Chair shall be guided by Roberts' Rules of Order Revised. The Chair shall review the Commissioners' attendance records every six months in bath February and August. The Chair shall exercise a general supervision over the business, papers, and property of the Commission and shall act as the Commission's Executive Officer. The Chair or his/her designated representative shall present to the Council all Planning Commission recommendations. The Chair shall perform all other duties as the Commission may prescribe. The Chair may appoint ad hoc committees unless the Commission shall otherwise direct, and shall be an additional member ex officio of all committees. The Chair shall appoint a Planning Commission member to chair each ad hoc committee. The Chair is a voting member of the Commission. Vice Chairperson The Vice Chair shall act for the Chair when the Chair is absent or disabled. All duties of the Chair's office or as a member of any committee shall temporarily devolve upon the Vice Chair. Vice Chair shall perform all other duties the Commission may prescribe. Secretary The Commission Secretary shall sign the minutes and perform all other duties the Commission may prescribe. In the absence of the Chair and Vice Chair,the Commission Secretary shall call the meeting to order. A member of the Planning staff shall attend all meetings and act as Recording Secretary to the Commission, and shall, in addition, perform all other duties usually pertaining to this office. He or she shall keep a true and complete record of all proceedings of the Commission, and have charge of the all books, documents and papers which properly belong to this office. Representative to the Board of Zoning Appeals Any member of the Planning Commission may serve as the representative to the Board of Zoning Appeals. The vice-chairperson of the Planning Commission, appointed each year at the annual meeting of the Planning Commission, shall be the fifth member of the Board. AI� of the members of the Planning Commission are alternates to the Board. In the absence of any member of the Board, any member of the Planning Commission may serve as an alternate. At least one member of the Planning Commission shall be present at each meeting of the Board of Zaning Appeals Recommended Action Nominate and elect a Chairperson, a Vice Chairperson, a Secretary and a Representative to the Board of Zoning Appeals.